About the Building
Westwood Oaks is a building of 1980 at 1663 Veteran Avenue, and the Los Angeles County Assessor confirms it as a genuine for-sale condominium. Twenty separately assessed parcels run consecutively from 4324-030-031 to 4324-030-050, each carrying the legal description Tract 36160, Condominium, followed by a unit number from one to twenty. Every parcel sampled is coded 010C, the assessor's classification for a purpose-built condominium rather than a conversion or a co-operative. Homes are individually deeded, individually taxed and individually financeable. Nothing on the roll suggests a co-operative structure or a rental building held on a single parcel, and the tract was recorded as a condominium from the outset.
The unit count is the first correction the county record forces. One widely syndicated condominium directory describes this building as thirty units on three floors. The assessor's roll shows twenty. The parcel immediately below the range, 4324-030-030, does not exist, and the parcel immediately above, 4324-030-051, returns nothing; there is no second block of parcels at this address and no companion address at 1661, 1665 or 1667 Veteran. A second directory independently states twenty units, which agrees with the county. Twenty is the number to work from. Correct it wherever an aggregator has carried it forward.
The situs numbering describes the building's shape and contains a genuine oddity. Homes are addressed 101 to 107 and 201 to 207, seven on each of the first two residential tiers, and then 305 to 310 on the third, six homes with no 301, 302, 303 or 304 anywhere on the roll. Twenty in total. Whatever the reason for the numbering, the practical consequence is that the top level carries fewer, and by the county's own figures larger, homes than the two beneath it. Ask for the recorded condominium plan sheet covering the third level.
Areas bear that out. The assessor records 1,319 square feet with two bedrooms and two bathrooms at 101, and 1,360 square feet with the same configuration at 107, 207 and 307, which is one plan repeating vertically through the building. Unit 308, on the top tier, is recorded at 1,776 square feet with two bedrooms and three bathrooms, more than four hundred square feet above the repeating plan and with an extra bathroom. A condominium directory publishes a range of roughly 1,200 to 1,700 square feet, and the county sample sits at and slightly above the top of it.
That 1,776 square foot figure lends weight to the claim, made by directories, that the upper homes carry ceilings of up to eighteen feet with loft levels. A loft that is not enclosed and conditioned would not necessarily appear in recorded main area, so a home with double-height living volume and a mezzanine could easily record at 1,776 square feet while feeling far larger. This could not be verified the ceiling heights from public record. If you are buying on the third tier, get the recorded condominium plan and the section drawings.
Amenities & Services
The Residences
The roll shows seven homes on the first level at 101 to 107, seven on the second at 201 to 207, and six on the third at 305 to 310. On a 15,954 square foot lot that is a dense arrangement, which means a compact corridor and homes taking light principally from the Veteran elevation and the rear. Corner positions at each end of the run are the exception. Establish which elevation a home faces and how much of its glazing is single-aspect before you compare it to anything else in the building.
The county records 1,360 square feet with two bedrooms and two bathrooms at units 107, 207 and 307, the same plan appearing on all three residential tiers in a single stack. Repeating stacks are what make a twenty-unit association legible to an appraiser. They also usually indicate plumbing and mechanical risers running cleanly floor to floor. Ask which stack a home sits in, what has closed in it recently, and whether any risers serving it have been replaced or relined since 1980. Ask separately whether the stack terminates at the third tier or whether the top home in it differs from the two below, because the county's areas suggest the upper level departs from the pattern.
Unit 101 is recorded at 1,319 square feet, forty-one square feet below the repeating plan and with the same two-bedroom, two-bathroom configuration. First-tier homes share their level with the entry, circulation and parking access, which affects privacy and noise more than forty square feet affects use. They also occasionally gain patio area at the rear. Confirm whether any outdoor space attached to a ground-tier home is exclusive-use common area or simply general common area adjacent to it. Ask also how the ground tier relates to the entry, the refuse store and the parking ramp, all of which sit on that level in a building of this footprint, and whether any of them shares a wall with a bedroom.
Unit 308 is recorded at 1,776 square feet with two bedrooms and three bathrooms, more than four hundred square feet above the repeating plan and with an additional bathroom. Six homes occupy that level rather than seven, so each has more area and more perimeter. They also sit directly beneath the roof and the rooftop spa. Ask when the roof and the spa waterproofing were last done, what warranty remains, and whether the association has any leak history at the top level. Ask separately who is responsible for the spa plant and how its running cost is allocated across twenty owners.
Directories describe upper residences with ceilings reaching eighteen feet and loft levels. That is plausible for a 1980 top-floor unit under a pitched roof, and it would explain why 1,776 square feet of recorded area might present as considerably more space. Recorded main area does not always capture unenclosed mezzanine. This could not be verified the heights from public record. Ask for the recorded condominium plan and any section drawings, and measure the volume yourself when you tour. Ask also whether any loft has been enclosed since 1980, whether that work was permitted, and whether the association treated it as an owner improvement or as an encroachment on common area volume.
Marketing for the building describes fireplaces in the living rooms, private balconies and washers and dryers within the homes rather than in a common laundry. In-unit laundry in a 1980 building means dedicated waste and vent connections in each home, which is worth confirming rather than assuming, and a wood-burning fireplace means a flue that the association is responsible for maintaining. Ask when the flues were last inspected and whether the fireplaces have been converted to gas. Ask also whether the laundry connections sit within the unit boundary or in an exclusive-use closet, because that determines who pays when a supply line fails and who has to approve a replacement appliance.
Due Diligence
The county roll settles it: twenty separately assessed parcels under Tract 36160, running 4324-030-031 through 4324-030-050, each coded 010C, purpose-built condominium. Homes are individually deeded and individually financeable. This is not a co-operative and it is not a single-parcel rental. The building is small enough that lender project review will look closely at owner-occupancy, delinquency and single-entity ownership concentration. With so few homes, a single delinquent owner or a single investor holding several units can move those ratios enough to affect a loan approval, so ask for the numbers early.
Twenty, not thirty. One widely syndicated condominium directory publishes thirty units for this address. The assessor's roll shows twenty consecutive parcels and nothing before or after them at this address, and a second directory independently states twenty. If a lender, appraiser or insurer has taken thirty from an aggregator page, correct it early, because unit count feeds directly into project review and into the per-owner share of every common cost.
Los Angeles Ordinance 183893 reaches wood-frame soft-storey buildings permitted before 1 January 1978 and non-ductile concrete buildings permitted before 13 January 1977. A 1980 completion sits outside both windows. City permit data records completed soft-storey retrofits at 1615, 1621, 1624, 1629, 1637 and 1641 Veteran Avenue, all older buildings on the same block; 1663 does not appear. That is a function of the building's date rather than an engineering assessment of it.
California Civil Code section 5551 requires associations of three or more multifamily units to have exterior elevated elements with substantial load-bearing wood inspected by a licensed engineer or architect, with first inspections due by 1 January 2025 and repeats every nine years. Every home here has a balcony, and a rooftop spa adds a waterproofing exposure directly above occupied space. Ask for the completed report, the findings, the repair schedule and the funding plan.
Civil Code section 5550 requires a reserve study at least every three years with a visual inspection, reviewed annually, and section 5300 requires an annual budget report. With twenty owners, a roof, a lift modernisation or a spa rebuild divides into twenty shares. The association does not publish a schedule here, and the directory and aggregator numbers that circulate are unconfirmed and go out of date quietly, so this site does not carry one. The current figure for a specific home appears on the listing and in the statutory disclosure package.
One directory describes private two-car garages, another simply secure parking. Enclosed garages rather than open stalls would be unusual and valuable in a building of this density, and the difference is material enough to confirm. The binding allocation is on the title report and the recorded condominium plan. Establish the count, whether the space is deeded or an exclusive-use easement, its dimensions, and what the board permits on electric vehicle charging.
A directory describes the association as pet-friendly subject to rules and restrictions, which normally means limits on number, weight or breed rather than an open policy. On leasing, California Civil Code section 4741 prevents a rental cap below twenty-five per cent of units and permits a prohibition on tenancies of thirty days or less. In a twenty-home association that twenty-five per cent floor is five homes. Ask what the board adopted and what the current leased count is.
Request the master policy declarations, the deductible and whether the policy is written on a bare walls or single entity basis, because that determines what your own HO-6 policy has to cover. Ask separately whether earthquake coverage is carried and at what limit. Premiums on small Westside associations have moved sharply in recent renewal cycles, and with twenty owners a premium increase or a large deductible is felt immediately in the assessment.
Everything above is drawn from public records, city permit data and published sources. The association’s statutory disclosure package is the only authoritative answer on dues, rules, reserves, insurance and litigation — Ben will request it and read it with you before you remove contingencies.
Common Questions
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